5 Bay Canyon Rd
Novato 94945 · Black Point · Unincorporated Marin · Coordinates: 38.10876, -122.50453
Executive Verdict · Public-Records Synthesis
Zoned Undesignated in Unincorporated Marin and mapped FEMA AE flood / CAL FIRE high fire hazard severity zone (state responsibility area) due diligence; benchmark value $1,344,000 ($1,183,000–$1,505,000).
Upsides & Opportunities
- ✓ 4 documented municipal building permits on file
On-parcel permit history is indexed through Oct 2, 2025, letting you verify roof, HVAC, electrical, or structural work against seller disclosures.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (parcel APN)
Watchouts & Due Diligence
- ! FEMA Special Flood Hazard Area (AE, about 36% of the lot of lot)
Zone AE: 1% annual chance flood (Special Flood Hazard Area) overlaps this parcel. Expect mandatory flood insurance for federally backed loans and floodplain elevation/mitigation rules for new units or SB 9 applications.
Source: FEMA National Flood Hazard Layer (parcel polygon)
- ! CAL FIRE High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot of lot)
Located in a mapped Fire Hazard Severity Zone. Expect Chapter 7A ignition-resistant building standards, defensible-space inspections, and stricter property insurance underwriting.
Source: CAL FIRE FHSZ (map Apr 1, 2024)
- ! Delayed or open permit activity on this parcel
New home at 5 Bay Canyon Rd: In "Applied" for 2.3 yr (since Jul 30, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) (review-time benchmark)
- ! 1 slow or stalled nearby project within ½ mile
Closest lead: New home (0.45 mi SW, entitled). Inspect timeline history before assuming near-term completion.
Source: County of Marin Community Development Agency, Building Permits (unincorporated Marin) · HCD APR (½-mile radius)
Parcel & Assessor
- Lot size:
- 80,281 sq ft (1.84 ac)
- Assessor use:
- Single-Resid. - Unimproved
- Addresses on lot:
- 5 BAY CANYON RD
Zoning & Land Use
Undesignated — Undesignated (Novato)
A2 — Agriculture Limited (Unincorporated Marin)
State Housing Pathways Screen (ADU & SB 9)
- ADU or junior ADUCan't tell
Zoned Undesignated (other): ADUs are allowed if the zone allows a home, which depends on the zone's rules. The parcel point also falls in A2.
- SB 9: two homes on the lotCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in A2.
- SB 9: split into two lotsCan't tell
Zoned Undesignated (other): we can't tell whether it counts as a single-family zone for SB 9. Undesignated. The parcel point also falls in A2.
Mapped Hazard Zones on This Lot
- CAL FIRE Fire Hazard Severity Zone
- High Fire Hazard Severity Zone (State Responsibility Area) (all of the lot, map Apr 1, 2024)
- FEMA National Flood Hazard Layer
- Zone AE: 1% annual chance flood (Special Flood Hazard Area) (about 36% of the lot); Zone X: minimal flood hazard (about 64% of the lot) · FIRM panel 06041C0282E, effective March 16, 2016
- CGS Alquist-Priolo Earthquake Fault Zone
- Not in an Alquist-Priolo Earthquake Fault Zone
Surrounding Rent & Value Benchmarks (Public Records)
Range: $1,183,000 – $1,505,000 · Status: Off market
HUD Small Area FMR (ZIP 94945) · FY 2026
Studio $2,050 · 1BR $2,510 · 2BR $2,990 · 3BR $3,770 · 4BR $3,960
Developments Deserving Closer Investigation & Active Area Builders
- New home at 5 Bay Canyon Rd (Applied)On this parcel
In "Applied" for 2.3 yr (since Jul 30, 2024), exceeding the 253d median and 686d 90th percentile for new single-family home permits in Unincorporated Marin (n=121).
- Electrical / panel (93596) (Applied)On this parcel
Pending in review for 13 mo — slower than 90% of electrical / panel permits in Unincorporated Marin (median 0d, 90th pct 2d, n=3,020).
- General repair (92848) (Applied)On this parcel
Pending in review for 23 mo (8.4× the 83d median) — slower than 90% of general repair permits in Unincorporated Marin (median 83d, 90th pct 328d, n=693).
- New single-family home (92652) (Applied)On this parcel
Pending in review for 2.1 yr (3.0× the 253d median) — slower than 90% of new single-family home permits in Unincorporated Marin (median 253d, 90th pct 686d, n=121).
Entity-resolved builders & contractors in ½ mile: Owner Builder (7 in ½ mi · Remodel / interior alteration); Tj Built Construction (4 in ½ mi · Accessory dwelling unit (new or conversion)); Owner (4 in ½ mi · New single-family home); Cottonwood Homes (1 in ½ mi · New garage / accessory structure); Hendrickson Pools (1 in ½ mi · Pool / spa).
Permit & Project History on This Parcel (4 permits, 1 grouped projects)
| Record # | Category | Status | Applied / Issued | Valuation | Description |
|---|---|---|---|---|---|
| 93596 | Electrical / panel | Applied | App. Oct 2, 2025 | — | Temporary Power Pole, Private Meter With Breaker |
| 92848 | General repair | Applied | App. Dec 12, 2024 | — | Retaining Wall |
| 92652 | New single-family home | Applied | App. Oct 4, 2024 | $50,000 | Install Prefabricated S F D On Vacant Lot |
| 92459 | New single-family home | Applied | App. Jul 30, 2024 | $50,000 | Prefabricated S F D |